HomeMy WebLinkAboutPC 11.21.19Minutes for the Planning Commission Meeting of Thursdav, November 21, 2019
Vice Chair Arcand called the meeting to order at 7:00 p.m.
PRESENT: Arcand, Derr, Lessard, Luchsinger, Mulvihill, Tjernlund.
ABSENT: Fry, Kleissler.
STAFF: Rachel Juba, Community Development Director
Emily Weber, Community Development Assistant
Pledge of Allegiance.
Approval of Minutes for the Planning Commission Meeting of October 10, 2019
Commissioner Tjernlund made a motion, seconded by Commissioner Derr to approve minutes for the
meeting of October 10, 2019.
All ayes.
Motion carried.
Public Hearing: ISD #624 White Bear Lake Area Schools — Sketch Plan Review and CUP
Staff provided background on the sketch plan review and conditional use permit applications submitted
by the White Bear Lake School District. The WBL School District is proposing a transportation and
maintenance facility and has asked for the Planning Commission to provide comments on the sketch plan.
The applicant is also requesting approval of a conditional use permit for exterior storage exceeding the
size of the proposed principal building on site. The proposed sketch shows a 15,000 square foot building
and the exterior storage area totaling approximately 46,000 square feet.
The proposed facility is located in the Bald Eagle Industrial Park and is zoned General Industrial (I-3).
The facility will include bus and shuttle/van parking for approximately 75 varying vehicles, building space
for offices, building space for maintenance, fueling for vehicles, and parking for staff. Staff provided
ordinance standards for lot size, setbacks, building and lot coverage, landscaping, lighting, and parking
which will have to be met by the applicant.
The applicant is proposing opaque, metal fencing along the perimeter of the proposed vehicle parking pad.
The applicant has also stated that landscaping will be placed along the fencing and perimeter of the site to
provide additional screening. The ordinance requires all exterior storage areas to be screened from
adjacent properties and public right-of-way. The applicant is showing two accesses into the site and the
City Engineer has stated that the northern entrance is appropriately aligned with 134th Street, but would
like to further analyze the southern entrance upon site plan submittal. Staff also stated that the applicant
will also have to adhere to the Commercial and Industrial Design Guidelines and building architecture and
materials will be evaluated upon site plan submittal.
Staff provided an analysis on the conditional use permit request. The applicant is proposing an outdoor
storage area that exceeds the size of the principal building on site. The General Industrial Zoning District
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allows exterior storage exceeding the size of the principal building with the approval of a conditional use
permit and staff found that the request meets the spirit and intent of the ordinance. The properties to the
north, east, and south of the proposed facility location are also within the Bald Eagle Industrial Park and
are occupied by industrial users that have similar exterior storage to building ratios. It is in staff's opinion
that the proposed use is compatible with the character of the surrounding area.
Staff recommended that the Planning Commission provide comments to the applicant on the circulation
of the site, the proposed fencing and screening, and access to the site.
It is in staff's opinion that the application meets the standards and requirements for approval of a
conditional use permit and recommended approval of the request subject to the conditions outlined in the
resolution and conditional use permit. Staff also recommended that the Planning Commission open the
public hearing and take all public comment.
The Planning Commission had no questions for staff and invited the applicant to come forward. Tim Wald,
assistant superintendent for finance and operations of the White Bear Lake Area Schools, 2530 Oak Court,
White Bear Lake, MN and Sal Bagley with Wold Architects and Engineers came forward to address the
Planning Commission.
Wald started by saying that the School District just passed a bond referendum, which will involve unifying
the district's split campus high school to one high school. The high school will move to the north campus
location in White Bear Lake, which is where the current bus garage is located. Expanding the high school
means finding a new location for the transportation facility and to help serve the significant growth of the
district, the district is proposing the new transportation and maintenance facility in Hugo.
Vice Chair Arcand asked if the proposed site will be the primary transportation facility for the school
district. Wald clarified that the standard bus routes are contracted through First Student and those buses
are maintained by First Student. The routes generated from the new proposed location will primarily be
special education routes and field trip excursions.
Commissioner Tjernlund asked for the applicant to clarify the location of the fencing. Bagley stated that
the fencing is shown with a black, dashed line around the perimeter of the exterior storage parking area.
The dark green areas depicted on the site plan show the proposed location of additional landscape
screening. A final landscape plan is to be submitted at a later date, but this is intended to show the
landscape buffer in addition to the fencing. Tjernlund asked the applicant to consider additional screening
along the front end of the site to screen the property from the residential neighborhood to the west. Bagley
provided additional height details on the fence and stated that they would propose a ten foot tall fence.
Commissioner Luchsinger asked the applicant to provide additional information on the circulation of the
site. Bagley stated that the site plan is intended to have the buses enter into the site from the north entrance
and exit from the southern access to go either north or south on Fenway Boulevard. The current location
of the fueling island is intended to be screened from the public view, however, the applicant is open to
exploring other alternatives to allow fueling to be accessible either before or after the bus routes without
having the buses leave the site. Bagley also described the circulation for when buses and vehicles need
maintenance, which will happen within the building space for maintenance.
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Wald stated that buses will be leaving at varied times throughout the day. There will be 25-30 buses that
depart during the weekdays from 6:00 — 7:00 AM and returning by 9:30 AM. The 25-30 buses will then
depart for their afternoon routes at around 2:00 PM. The daily bus routes will be complete by 5:00 PM.
The field trip and special event busing will vary.
Commissioner Lessard stated his concerns around the additional traffic the site will create as the school
district expands. Juba asked Wald to clarify the total number of vehicle trips. Wald stated that there would
be approximately 120 number of trips daily and that the 75 parking spaces are to account for the growth
of the district. Staff stated that Fenway Boulevard was designed and constructed to accommodate for the
peak usage of the Bald Eagle Industrial Park.
Juba stated that the Planning Commission could add language to the conditional use permit that could
determine the allowed number of vehicle trips per day on site, however, that number can vary significantly
for industrial users. This specific site is intended for an industrial user.
Commissioner Derr made the comment that most of the industrial use happens during the day and should
not interfere with the residential neighborhood. He also mentioned from his personal experience, morning
traffic near 134th Street can get backed up and commented on making the southern entrance the primary
access into the site. Derr suggested an all way stop at 130' Street and Fenway and staff stated that a stop
sign is not likely to be desirable. Wald made a final comment stating that one of the reasons the school
district is interested in this site is because of the controlled access on to Highway 61 from the site.
Vice Chair Arcand opened the public hearing at 7:38pm.
13385 Europa Court North — Valerie Falk. Falk came forward to comment on the semi -truck traffic that
is consistent on Fenway Boulevard.
13415 Europa Court N — Will Perry. Perry stated his concerns on the visual impact of the site and that the
parking and building should be setback 200 feet from Fenway Boulevard. The proposed screening does
not seem sufficient. An additional comment included requesting noise and odor abatement be a part of the
running and operation of the facility. Perry suggested accessing the site through the property to the north
and operation of the facility should not include early mornings, evenings, or weekends.
Vice Chair Arcand closed the public hearing at 7:46pm.
Juba suggested that the applicant come forward and address the concerns made by the public.
Bagley stated that the sketch plan is conceptual at this time and they are willing to work with staff on site
plan layout and design. Assistant Superintendent Wald also mentioned that the school district's current
facility is in a residential neighborhood and they don't receive complaints about the site.
The Commissioners continued to discuss the proposed site layout and operation.
The Planning Commission provided comments to the applicant that included continuing working with
staff on access into the site and working to mitigate traffic congestion as well as being considerate to the
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neighboring residential district. The Commissioners agreed that the proposed use on site is appropriate
and the proposed fencing and landscaping will provide sufficient screening.
Commissioner Lessard made a motion to approve the conditional use permit request for ISD #624 White
Bear Lake Area Schools, subject to the conditions listed in the resolution and conditional use permit.
Motion seconded by Tjernlund
All Ayes. Motion carried.
The applications will be on the December 2, 2019 City Council meeting.
Adjournment
Commissioner Lessard made a motion, Tjernlund seconded, to adjourn at 7:55 pm.
All Ayes. Motion carried.
Respectfully Submitted,
Emily Weber, Community Development Assistant